| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 88th | Best |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 501 Center St, El Segundo, CA, 90245, US |
| Region / Metro | El Segundo |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2002-09-24 |
| Transaction Price | $3,790,000 |
| Buyer | KADOYA GRACE |
| Seller | SHELTON JOHN E |
501 Center St El Segundo Multifamily Investment
Neighborhood fundamentals point to durable rental demand and pricing power supported by high-income households and elevated ownership costs, according to WDSuite’s CRE market data. These metrics reflect the surrounding neighborhood, not the property, and indicate potential for stable occupancy in an Urban Core pocket of El Segundo.
The property sits in an Urban Core neighborhood that ranks competitive among Los Angeles-Long Beach-Glendale’s 1,441 neighborhoods, with an overall A+ rating and a top quartile national profile for amenities and incomes. Parks and outdoor access score in the top national percentile, and food/retail density is strong, supporting day-to-day livability and tenant retention.
Neighborhood housing stock averages construction year 1976, while this asset was built in 1984. That slightly newer vintage can be competitive versus older comparables, though systems are approaching age where selective modernization and common-area upgrades can unlock value-add upside and reduce near-term CapEx uncertainty.
Renter-occupied housing accounts for roughly 52% of neighborhood units, indicating a deep tenant base for multifamily owners rather than a predominately owner-occupied area. Neighborhood occupancy sits in the low-90s, which typically supports baseline cash flow stability while leaving room for operational improvements. Median household income is high relative to national norms, and neighborhood median home values are also elevated, a combination that often sustains multifamily demand in high-cost ownership markets by reinforcing renter reliance on professionally managed housing.
Demographic statistics aggregated within a 3-mile radius show stable population levels recently with a projected increase over the next five years, alongside growth in household counts and slightly smaller average household size. For investors, this points to a larger tenant base and potential renter pool expansion that can support occupancy and leasing velocity. Public school ratings in this neighborhood score at the top percentile nationally, which can bolster family-oriented renter demand and long-term retention.
Safety indicators are mixed but broadly in line with national norms. The neighborhood’s crime standing sits near the metro middle when compared with 1,441 Los Angeles-Long Beach-Glendale neighborhoods, placing it competitive among peer urban districts rather than at either extreme.
Recent trends show property offenses declining year over year, while violent offense rates are around national averages with a slight uptick. For investors, this suggests routine risk management and standard security measures are appropriate, with continued monitoring of neighborhood trends rather than a need for atypical interventions.
Proximity to major employers supports workforce housing demand and commute convenience for residents, notably in entertainment, technology, aviation, and consumer products. Nearby anchors include Mattel, Southwest Airlines, Microsoft, Symantec, and Abbott Laboratories.
- Mattel — consumer products HQ (0.8 miles) — HQ
- Southwest Airlines Counter — aviation operations (1.7 miles)
- Microsoft Offices The Reserves — technology offices (3.9 miles)
- Symantec — cybersecurity offices (4.6 miles)
- Abbott Laboratories — healthcare & diagnostics (7.1 miles) — HQ
501 Center St benefits from a high-income Urban Core location where elevated home values reinforce multifamily relevance and support rent levels. The neighborhood ranks among the stronger areas of the Los Angeles metro, with amenities and school quality that tend to underpin leasing and renewal rates. According to CRE market data from WDSuite, neighborhood occupancy is in the low-90s and renter-occupied share is substantial, signaling a deep tenant base and baseline stability.
Built in 1984, the asset is slightly newer than the area’s average vintage, which can be a competitive edge versus older stock. Targeted renovations and system upgrades offer value-add potential while catering to a renter profile with strong incomes. Forward-looking demographics within a 3-mile radius point to rising household counts and a larger renter pool, supporting sustained demand over the hold period.
- High-income tenant base and high-cost ownership market support pricing power and lease retention.
- Neighborhood occupancy in the low-90s with substantial renter concentration supports steady cash flows.
- 1984 vintage provides value-add opportunity through selective interior, common-area, and systems upgrades.
- Amenity-rich, top-percentile school environment enhances family-oriented renter demand and renewal propensity.
- Risks: mixed but generally average safety metrics and standard CapEx for an early-1980s asset warrant ongoing monitoring and planning.